City of Surrey PLANNING & DEVELOPMENT REPORT File: 7914-0376-00 Planning Report Date: November 16, 2015 PROPOSAL: Development Variance Permit to reduce the minimum front yard and south side yard setbacks of a proposed single family dwelling for tree retention purposes. LOCATION: 7459 Wiltshire Drive OWNER: Rajwinder S Johal Sarabjit K Johal ZONING: OCP DESIGNATION: NCP DESIGNATION: RF Urban Urban Residential
Staff Report to Council File: 7914-0376-00 Planning & Development Report Page 2 RECOMMENDATION SUMMARY Approval for Development Variance Permit to proceed to Public Notification. DEVIATION FROM PLANS, POLICIES OR REGULATIONS The applicant is seeking to vary the minimum front yard setback of the RF Zone from 7.5 metres (25 ft.) to 4.3 metres (14 ft.), and the minimum side yard (south) setback of the RF Zone from 1.8 metres (6 ft.) to 1.2 metres (4 ft.) for proposed Lot 4 of the subdivision. RATIONALE OF RECOMMENDATION The proposed variances apply to Lot 4 in a proposed four lot subdivision, and will allow a new single family dwelling to be sited on the lot in such a way to allow for the retention of a mature tree. The reduced front yard setback of 4.3 meters (14 ft.) will allow the new home to be sited closer to the front property line to accommodate the root protection zone of a mature western red cedar located in the rear yard. The reduced south side yard setback of 1.2 meters (4 ft.) will allow more flexibility with respect to the design and siting of the proposed home. Staff supports the requested variance to proceed to Public Notification.
Staff Report to Council File: 7914-0376-00 Planning & Development Report Page 3 RECOMMENDATION The Planning & Development Department recommends that Council approve Development Variance Permit No. 7914-0376-00 (Appendix III) varying the following, to proceed to Public Notification: (a) (b) to reduce the minimum front yard setback of the RF Zone from 7.5 metres (25 ft.) to 4.3 metres (14 ft.) for proposed Lot 4; and to reduce the minimum side yard (south) setback of the RF Zone from 1.8 metres (6 ft.) to 1.2 metres (4 ft.) for proposed Lot 4. REFERRALS Engineering: The Engineering Department has no objection to the project. SITE CHARACTERISTICS Existing Land Use: Single Family Residential lot. Adjacent Area: Direction Existing Use NCP Designation Existing Zone North: Single family dwelling Urban Residential RF East (Across Wiltshire Dr.): Single family dwellings Urban Residential RF South: Single family dwelling Urban Residential RF West: Single family dwellings Urban Residential RF DEVELOPMENT CONSIDERATIONS The subject property is located a 7459 Wiltshire Drive and is zoned Single Family Residential Zone (RF) and designated Urban Residential in the East Newton North Neighbourhood Concept Plan. The subject property was granted Preliminary Layout Approval for a 4-lot subdivision on June 8, 2015. The variances being requested apply to Lot 4 in the proposed subdivision. The tree survey and arborist report provided by the applicant show a mature western red cedar (Tree #814) in the rear yard of proposed Lot 4 that the City s Landscape Architect has deemed worthy of retention.
Staff Report to Council File: 7914-0376-00 Planning & Development Report Page 4 The applicant is proposing a Development Variance Permit to reduce the required front yard setback and the required side yard (south) setback of proposed Lot 4 (Appendix II). The variance is required to allow the retention of Tree #814, while also accommodating a building footprint of the size permitted in the RF Zone. The reduced front yard setback on Lot 4 would allow the home to be sited closer to the front property line. The reduced south side yard setback on Lot 4 would allow additional flexibility with respect to the design and siting of the proposed home. TREES Trevor Cox, ISA Certified Arborist of Diamond Head Consulting prepared an Arborist Assessment for the subject property. The table below provides a summary of the tree retention and removal by tree species: Table 1: Summary of Tree Preservation by Tree Species: Tree Species Existing Remove Retain Deciduous Trees (excluding Alder and Cottonwood Trees) Apple 1 1 0 Cherry 1 1 0 Coniferous Trees Douglas Fir 1 0 1 Western Red Cedar 2 1 1 Total (excluding Alder and Cottonwood Trees) 5 3 2 Total Replacement Trees Proposed (excluding Boulevard Street Trees) Total Retained and Replacement Trees 11 13 The Arborist Assessment states that there are a total of 5 protected trees on the site, none of which are Alder or Cottonwood trees. It was determined that 2 trees can be retained as part of this development proposal. The proposed tree retention was assessed taking into consideration the location of services, building footprints, road dedication and proposed lot grading. The proposed alignment of the driveway onto Wiltshire Drive was altered in order to accommodate the siting of the proposed home towards the front property line in order to maximize tree preservation on the site and to retain boulevard trees. The front yard setback and south side yard setback of proposed Lot 4 need to be reduced in order to maximize tree preservation on the site (see By-law Variance section). A No-Build restrictive covenant will be required to identify the tree preservation area.
Staff Report to Council File: 7914-0376-00 Planning & Development Report Page 5 For those trees that cannot be retained, the applicant will be required to plant trees on a 1 to 1 replacement ratio for Alder and Cottonwood trees, and a 2 to 1 replacement ratio for all other trees. This will require a total of 10 replacement trees on the site. The applicant is proposing 11 replacement trees, exceeding City requirements. BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance: Reduce the minimum front yard setback of the RF Zone from 7.5 metres (25 ft.) to 4.3 metres (14 ft.) for proposed Lot 4; and Reduce the minimum side yard (south) setback of the RF Zone from 1.8 metres (6 ft.) to 1.2 metres (4 ft.) for proposed Lot 4. Applicant's Reasons: A reduced front yard setback is required to enable the construction and siting of a new house of the size permitted in the RF Zone, while also retaining Tree #814 in the rear yard of Lot 4. The reduced side yard setback will provide flexibility in the design and siting of the home. Staff Comments: The proposed variances will allow a new single family dwelling to be sited on the property in such a way to allow for the retention of a mature tree. The reduced front yard setback of 4.3 meters (14 ft.) will allow the home to be sited closer to the front property line to accommodate the root protection zone of a mature western red cedar located in the rear yard.
Staff Report to Council File: 7914-0376-00 Planning & Development Report Page 6 INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets Appendix II. Proposed Subdivision Layout / Tree Location and Retention Plan Appendix III. Development Variance Permit No. 7914-0376-00 original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development RJG/dk \\file-server1\net-data\csdc\generate\areaprod\save\29407549003.doc KD 11/12/15 11:03 AM
APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. Agent: Name: Rajwinder S Johal Address: 7101-197B Street Langley, BC V2Y 1R6 Tel: 604-834-9088 - Cellular 604-834-9088 - Home 2. Properties involved in the Application (a) Civic Address: 7459 - Wiltshire Drive (b) Civic Address: 7459 - Wiltshire Drive Owner: Sarabjit K Johal Rajwinder S Johal PID: 025-804-511 Lot 47 Section 22 Township 2 New Westminster District Plan Bcp8352 3. Summary of Actions for City Clerk's Office (a) Proceed with Public Notification for Development Variance Permit No. 7915-0249-00 and bring the Development Variance Permit forward for issuance and execution by the Mayor and City Clerk. \\file-server1\net-data\csdc\generate\areaprod\save\29407549003.doc KD 11/12/15 11:03 AM
SUBDIVISION DATA SHEET Requires Project Data Proposed GROSS SITE AREA Acres 0.62 Hectares 0.25 NUMBER OF LOTS Existing 1 Proposed 4 SIZE OF LOTS Range of lot widths (metres) 15.55 m 16.80 m Range of lot areas (square metres) 560 m 2 734 m 2 Existing Zoning: RF DENSITY Lots/Hectare & Lots/Acre (Gross) Lots/Hectare & Lots/Acre (Net) 15.88 lots/ha. & 6.43 lots/ac. SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & Accessory Building Estimated Road, Lane & Driveway Coverage Total Site Coverage PARKLAND Area (square metres) % of Gross Site N/A Required PARKLAND 5% money in lieu NO TREE SURVEY/ASSESSMENT MODEL BUILDING SCHEME HERITAGE SITE Retention FRASER HEALTH Approval DEV. VARIANCE PERMIT required Road Length/Standards Works and Services Building Retention Others (Minimum Setbacks) YES NO NO NO NO NO NO YES \\file-server1\net-data\csdc\generate\areaprod\save\29407549003.doc KD 11/12/15 11:03 AM
DEVELOPMENT DATA SHEET Existing Zoning: RF Required Development Data Minimum Required / Proposed Maximum Allowed LOT AREA* (in square metres) 664 sq. m. (7,147sq. ft.) N/A Gross Total Road Widening area Undevelopable area Net Total LOT COVERAGE (in % of net lot area) N/A N/A Buildings & Structures Paved & Hard Surfaced Areas Total Site Coverage SETBACKS ( in metres) Front 7.5 metres 4.3 metres Rear 7.5 metres N/A Side #1 (N) 1.8 metres N/A Side #2 (S) 1.8 metres 1.2 metres BUILDING HEIGHT (in metres/storeys) N/A N/A Principal Accessory NUMBER OF RESIDENTIAL UNITS N/A N/A Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Residential N/A N/A FLOOR AREA: Commercial N/A N/A Retail Office Total FLOOR AREA: Industrial N/A N/A FLOOR AREA: Institutional N/A N/A TOTAL BUILDING FLOOR AREA N/A N/A * If the development site consists of more than one lot, lot dimensions pertain to the entire site. \\file-server1\net-data\csdc\generate\areaprod\save\29407549003.doc KD 11/12/15 11:03 AM
Development Data Sheet cont'd Required Development Data Minimum Required / Maximum Allowed Proposed DENSITY N/A N/A # of units/ha /# units/acre (gross) # of units/ha /# units/acre (net) FAR (gross) FAR (net) AMENITY SPACE (area in square metres) N/A N/A Indoor Outdoor PARKING (number of stalls) N/A N/A Commercial Industrial Residential Bachelor + 1 Bedroom 2-Bed 3-Bed Residential Visitors Institutional Total Number of Parking Spaces Number of disabled stalls Number of small cars Tandem Parking Spaces: Number / % of Total Number of Units Size of Tandem Parking Spaces width/length Heritage Site NO Tree Survey/Assessment Provided YES \\file-server1\net-data\csdc\generate\areaprod\save\29407549003.doc KD 11/12/15 11:03 AM
Tree #814 to be retained 4.3 metres 1.2 metres APPENDIX II
Tree #814 to be retained 4.3 metres 1.2 metres SCHEDULE A
APPENDIX III CITY OF SURREY (the "City") DEVELOPMENT VARIANCE PERMIT NO.: 7914-0376-00 Issued To: RAJWINDER S. JOHAL SARABJIT K. JOHAL ("the Owner") Address of Owner: 7101-197B Street Langley, BC V2Y 1R6 1. This development variance permit is issued subject to compliance by the Owner with all statutes, by-laws, orders, regulations or agreements, except as specifically varied by this development variance permit. 2. This development variance permit applies to that real property including land with or without improvements located within the City of Surrey, with the legal description and civic address as follows: Parcel Identifier: 025-804-511 Lot 47 Section 22 Township 2 New Westminster District Plan Bcp8352 7459 - Wiltshire Drive (the "Land") 3. Surrey Zoning By-law, 1993, No. 12000, as amended is varied as follows: (a) (b) In Subsection F, Yard and Setbacks, of Part 16 Single Family Residential Zone, the minimum front yard setback is reduced from 7.5 metres (25 ft.) to 4.3 metres (14 ft.) for proposed Lot 4; and In Subsection F, Yard and Setbacks, of Part 16 Single Family Residential Zone, the minimum side yard (south) setback is reduced from 1.8 metres (6 ft.) to 1.2 metres (4 ft.) for proposed Lot 4. \\file-server1\net-data\csdc\generate\areaprod\save\29407549003.doc KD 11/12/15 11:03 AM
4. This development variance permit applies to only that portion of the buildings and structures on the Land shown on Schedule A which is attached hereto and forms part of this development variance permit 5. The Land shall be developed strictly in accordance with the terms and conditions and provisions of this development variance permit. 6. This development variance permit shall lapse if the Owner does not substantially start any construction with respect to which this development variance permit is issued, within two (2) years after the date this development variance permit is issued. 7. The terms of this development variance permit or any amendment to it, are binding on all persons who acquire an interest in the Land. 8. This development variance permit is not a building permit. AUTHORIZING RESOLUTION PASSED BY THE COUNCIL, THE DAY OF, 20. ISSUED THIS DAY OF, 20. Mayor Linda Hepner City Clerk Jane Sullivan \\file-server1\net-data\csdc\generate\areaprod\save\29407549003.doc KD 11/12/15 11:03 AM